8114 Oklahoma Trl · Fort Wayne, IN 46815

$174,900

3 bd · 1.5 ba · 1,072 sqft · SingleFamily public records · 32 Days on market

Built 1967 0.35 ac lot $163/sqft · 14% below area Est $202k · 14% under $2/mo HOA ↓ 8% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.5/30.0
• ARV discount +13.6/15.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This Park State East ranch could be perfect for anyone looking for affordable home ownership or an investment opportunity. The 3-Bedroom 1.5 Bath sits on a rare fenced & wooded over 1/3 of an acre lot. A little elbow grease & TLC paired with the already completely remodeled Kitchen, stylish ceramic & LVP replacement flooring, dimensional shingle roof, updated electrical panel, and new garage door will result in a wonderful Home. Conveniently located near great Georgetown & Chapel Ridge shopping & dining options, easy highway access, and great public & parochial school options. Schedule a tour today! Estate being sold as-is. Quick close and delay free poss

Key facts

• Ceramic flooring
• Wooded lot
• Remodeled kitchen

Tags

• FENCED LOT
• WOODED LOT
• REMODELED KITCHEN
• CERAMIC FLOORING
• LVP FLOORING
• DIMENSIONAL SHINGLE ROOF

Property features AI

Finance

• Other: Zoned R1
• HOA & community: Homeowners association with an annual fee of $20 (about $1.67/month)

Exterior

• Parking: Attached garage (1 garage space); Concrete off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Brick construction; Slab foundation; Shingle roof; Built as a site-built home
• Exterior features: Fenced yard (full chain link); Level, wooded lot; Paved, public-maintained road access; Lot dimensions approximately 96 x 198

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric Range
• Bedrooms: Total of 6 rooms (bedrooms included)
• Flooring: Carpet; Vinyl; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dishwasher; Microwave; Refrigerator; Electric Range
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.8% in Fort Wayne — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#6 in IN, #676 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment D+.
• Fort Wayne Community Schools (urban): math 22% / reading 29% proficiency, ranked #263 of 301 in IN (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J Wilbur Haley Elementary School (math 19% / reading 20%, grade F, #814 of 994 statewide, top 83%, 568 students, 65% FRL); Blackhawk Middle School (math 28% / reading 38%, grade F, #180 of 330 statewide, top 56%, 797 students, 46% FRL); R Nelson Snider High School (math 27% / reading 53%, grade F, #217 of 369 statewide, top 59%, 1,899 students, 50% FRL).
• Market conditions: 101 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Allen County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $202,243
• List price: $174,900
• Delta: -13.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8230 Oklahoma Trl	0.11mi	3/1.0	1,036 (-3%)	3mo	$202,500	$195	85
3417 Montana Dr	0.17mi	3/1.5	1,128 (+5%)	3mo	$214,900	$191	81
8325 Santa Fe Trl	0.18mi	3/1.5	1,128 (+5%)	8mo	$190,700	$169	76
3521 Utah Dr	0.07mi	3/1.0	1,156 (+8%)	10mo	$214,900	$186	74
8108 Newfield Dr	0.43mi	3/1.0	1,066 (-1%)	4mo	$197,000	$185	74
8303 Newfield Dr	0.40mi	3/1.0	1,080 (+1%)	8mo	$172,000	$159	71
2626 Repton Dr	0.53mi	3/1.5	1,064 (-1%)	12mo	$198,000	$186	64
8130 Park State Dr	0.14mi	3/1.0	1,228 (+15%)	6mo	$200,000	$163	62
8513 Maple Bluff Ct	0.44mi	3/2.0	1,145 (+7%)	6mo	$210,000	$183	61
3008 Hollendale Dr	0.53mi	3/2.0	1,131 (+6%)	9mo	$205,000	$181	56
2809 Kingsland Ct	0.46mi	3/1.0	972 (-9%)	7mo	$196,000	$202	55
2824 Repton Dr	0.45mi	3/1.0	1,189 (+11%)	8mo	$198,000	$167	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,443
• Equity at exit: $26,078

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $31,163
• Equity at exit: $15,122

Cash invested: $48,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 46815

• Active inventory: 101
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$917
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$73
• HOA: −$2
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $407

Break-even live

Break-even rent $1,426

Max offer price $174,900

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3212 W Bartlett Dr Fort Wayne, IN	2.0	2.0	1289	$2,250	$1.75	43d	1	0.41mi
3215 W Bartlett Dr Fort Wayne, IN	2.0	2.0	1464	$2,380	$1.63	43d	1	0.44mi
3213 W Bartlett Dr Fort Wayne, IN	2.0	2.0	1445	$2,250	$1.56	43d	1	0.44mi
9114 Parent Rd New Haven, IN	2.0	1.0	1000	$1,550	$1.55	13d	10	0.75mi
3010 Simcoe Dr Fort Wayne, IN	1.0–3.0	1.0–2.5	940	$1,609	$1.71	13d	10	1.14mi

HOA detail

• Monthly dues: $2 · $24/yr
• Likely covers: electric

Listing history 2 events

1. 2026-05-09
   price $174,900 716-char remark
2. 2026-04-25
   listed $189,900 Active 716-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $1,615 · $135/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,295
• − Mortgage interest: −$9,797
• − Property taxes: −$1,615
• − Insurance: −$874
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$24
• − Depreciation: −$5,088
• Taxable income: $2,170
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $4,363/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fort Wayne Community Schools
• NCES district ID: 1803630
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,951
• Composite: 21.68/100
• National rank: #8275
• State rank: #263 of 301 in IN

Livability — Fort Wayne

• Score: 84/100
• State rank: #6
• US rank: #676

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Wayne, IN
• County: Allen County · 326,813 people
• City population: 326,813
• Metro: Fort Wayne, IN
• Population (ZIP): 27,238
• Household income: $73,239
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 604.0

Population outlook (Allen County) Hauer SSP2

• Today (2025): 394,020 people
• By 2030: 405,128 · +2.8%
• By 2040: 423,476 · +7.5%
• By 2050: 435,137 · +10.4%
• By 2075: 450,293 · +14.3%
• By 2100: 424,101 · +7.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 7% Asian 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Philippines, Canada
• Languages at home: 93% English-only · Other Asian/Pacific 4% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Allen

• 2024 margin: R (+12.5) · D 42.9% · R 55.4% · Other 1.7%
• 2008→2024 swing: -8.1pp toward R · 2008: -4.3pp · 2024: -12.5pp
• All cycles: 2024: R+12.5 2020: R+11.2 2016: R+19.6 2012: R+16.8 2008: R+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.81%
• Current HPI: 245.2095
• Rent YoY: —
• Metro: Fort Wayne, IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

-7.9% since first listed

3 events — show timeline

• 2026-05-27 Pending — IRMLS
• 2026-05-09 Price Changed $174,900 IRMLS
• 2026-04-25 Listed $189,900 IRMLS

Property tax history

+8.9%/yr

Latest (2024): $1,615 · +12.5% YoY. Source: county tax records.